364 E Austin Ave · Alamo, TX 78516

$140,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 261 Days on market

Built 1982 0.30 ac lot $133/sqft · 14% below area Est $162k · 14% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.8/30.0
• ARV discount +13.6/15.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Starter Home in Alamo, TX! Discover this 2-bedroom, 1-bath home sitting on a spacious lot—perfect as a starter home or a smart investment property! Conveniently located off Business 83 with quick access to Interstate 2 (Expressway 83), you’ll be just minutes from stores, restaurants, clinics, and pharmacies. Currently tenant-occupied and generating rental income, this property offers immediate return potential with long-term value. Don’t miss this opportunity in the heart of Alamo! Call today for more details and to schedule your personal property tour.

Key facts

• Spacious lot
• Heart of alamo
• 0.3 acre lot

Tags

• SPACIOUS LOT
• QUICK ACCESS TO INTERSTATE 2
• GENERATING RENTAL INCOME
• IMMEDIATE RETURN POTENTIAL
• HEART OF ALAMO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.4% below list).
• Recommended offer: $120k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Alamo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,805 (14.4% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (median comp): $161,909
• List price: $140,000
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
482 Cripple Creek Cir	0.34mi	3/2.0	1,065 (+1%)	6mo	$165,000	$155	74
400 Cripple Creek Cir	0.28mi	3/2.0	1,048 (-1%)	13mo	$159,900	$153	71
495 Cripple Creek Cir	0.28mi	3/2.0	1,083 (+3%)	17mo	$165,000	$152	65
413 Alma Ave	0.41mi	3/2.0	1,011 (-4%)	10mo	$165,000	$163	61
363 Pine Creek St	0.31mi	3/2.0	1,127 (+7%)	11mo	$183,870	$163	61
802 Ellis Ave	0.65mi	2/2.0 (-1)	1,038 (-2%)	2mo	$205,000	$197	56
206 Caramel Dr	0.60mi	3/2.0	1,124 (+6%)	9mo	$106,050	$94	49
451 Serg Loop	0.49mi	3/2.0	1,154 (+9%)	11mo	$171,000	$148	49
809 E De Soto Ave	0.65mi	3/1.5	1,084 (+3%)	19mo	$140,000	$129	48
808 Dulce Dr	0.61mi	3/1.0	1,000 (-5%)	24mo	$159,000	$159	43
824 Pelican St	0.72mi	3/2.0	914 (-13%)	1mo	$175,000	$191	39
626 E Fannin Ave	0.53mi	3/2.0	1,200 (+14%)	12mo	$165,000	$138	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-21,801
• Equity at exit: $20,874

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-17,855
• Equity at exit: $12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $14

Break-even live

Break-even rent $1,180

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $93	-5% $54	+0% $14	+5% $-26	+10% $-65
Rent	-10% $-81	-5% $-33	+0% $14	+5% $61	+10% $109
Rate	-1.0pp $84	-0.5pp $50	base $14	+0.5pp $-22	+1.0pp $-59

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	0.16mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	24d	1	0.27mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	14d	1	0.27mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	24d	1	0.29mi
311 E Crockett Ave Unit 9 Alamo, TX	2.0	1.0	700	$900	$1.29	44d	1	0.46mi
311 E Crockett Ave Unit 21 Alamo, TX	2.0	1.0	700	$699	$1.00	44d	1	0.46mi
311 E Crockett Ave Apt 54 Alamo, TX	2.0	1.0	700	$699	$1.00	24d	1	0.46mi
438 Alma Ave Alamo, TX	4.0	2.0	1392	$1,600	$1.15	14d	1	0.55mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$2,000	$1.43	14d	1	1.05mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	44d	1	1.17mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	24d	1	1.26mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	44d	1	1.26mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	44d	1	1.26mi
837 S 13th St Alamo, TX	2.0	1.5	1104	$1,095	$0.99	14d	1	1.30mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.33mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.33mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	24d	1	1.33mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	44d	1	1.38mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	14d	1	1.38mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	14d	1	1.44mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	44d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 261 DOM
2. 2026-06-17
   days on market $140,000 Active 260 DOM
3. 2026-06-16
   days on market $140,000 Active 259 DOM
4. 2026-06-15
   days on market $140,000 Active 258 DOM
5. 2026-06-14
   days on market $140,000 Active 256 DOM
6. 2026-06-13
   days on market $140,000 Active 255 DOM
7. 2026-06-10
   days on market $140,000 Active 253 DOM
8. 2026-06-09
   days on market $140,000 Active 252 DOM
9. 2026-06-08
   days on market $140,000 Active 251 DOM
10. 2026-06-07
    days on market $140,000 Active 250 DOM
11. 2026-06-05
    days on market $140,000 Active 247 DOM
12. 2026-06-03
    days on market $140,000 Active 246 DOM
13. 2026-06-02
    days on market $140,000 Active 245 DOM
14. 2026-06-01
    days on market $140,000 Active 244 DOM
15. 2026-05-31
    days on market $140,000 Active 243 DOM
16. 2026-05-31
    days on market $140,000 Active 242 DOM
17. 2025-09-30
    listed $140,000 Active 597-char remark

    Show marketing remark (597 chars)

    Charming 2-Bedroom Starter Home in Alamo, TX! Discover this 2-bedroom, 1-bath home sitting on a spacious lot—perfect as a starter home or a smart investment property! Conveniently located off Business 83 with quick access to Interstate 2 (Expressway 83), you’ll be just minutes from stores, restaurants, clinics, and pharmacies. Currently tenant-occupied and generating rental income, this property offers immediate return potential with long-term value. Don’t miss this opportunity in the heart of Alamo! Call today for more details and to schedule your personal property tour.

18. 2014-05-21
    soldstatus
19. 1999-05-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,680 · $140/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$882/yr (+$73/mo · 52.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,377
• − Mortgage interest: −$7,842
• − Property taxes: −$1,680
• − Insurance: −$700
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,073
• Taxable loss: −$2,219
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $700/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• Metro: McAllen-Edinburg-Mission, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

3 events — show timeline

• 2025-09-30 Listed $140,000 MCALLENMLS
• 2014-05-21 Sold (Public Records) — Public Records
• 1999-05-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,680 · +9.3% YoY. Source: county tax records.